California Prop 13 and Prop 19 Reassessment Guide for Homeowners and Sellers

Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team. Figures come from the California State Board of Equalization (BOE); sources are listed at the end. This is general information, not tax or legal advice.

Under Proposition 13, a California home is taxed at 1 percent of its assessed value, and the assessed value is generally reset to market value when ownership changes. Proposition 19 limits the main exclusions from that reset: a family home passing to a child who lives in it, and a base year value transfer for homeowners age 55 and older, disabled homeowners and wildfire or disaster victims. This guide explains how those rules apply when you sell a house in California.

Prop 13 and Prop 19 at a glance

What triggers a reassessment in California?

A change in ownership generally triggers a reassessment to current market value, and so does new construction. The BOE explains that a death is the change-in-ownership date, and for a revocable trust the change occurs when the trust becomes irrevocable, typically at the trustor’s death. The county Assessor handles the reassessment and sends a supplemental bill for the difference.

How does the Prop 19 parent-child exclusion work?

Proposition 19 limits the parent-child and grandparent-grandchild exclusion to a family home or family farm. The BOE says a family home must be the principal residence of the person transferring it and become the principal residence of the person receiving it. Rental homes and other property no longer qualify. The change applies to transfers on or after February 16, 2021.

• Value limit: the exclusion covers the factored base year value plus $1,000,000, as adjusted. If market value is higher, the excess is added to the taxable value. The BOE example: a home with a $300,000 base year value and a $1,500,000 market value has $1,300,000 excluded, so the adjusted base year value is $500,000.
• Filing: file the homeowners’ exemption (form BOE-266) or the disabled veterans’ exemption (BOE-261-G) with the county Assessor within one year, and the exclusion claim (BOE-19-P for parent-child) within 3 years of the date of death or transfer, or before a transfer to a third party, whichever is earlier.
• Moving out: at least one eligible heir must continue to live in the home. Once it stops being a principal residence, it gets a new taxable value as of the next lien date.

What is the Prop 19 base year value transfer?

Homeowners who are at least 55, severely and permanently disabled, or victims of a wildfire or natural disaster can carry their base year value to a replacement primary residence anywhere in California, up to three times. The replacement must be bought or built within two years of selling the original home.

The BOE describes the value limit this way: no adjustment if the replacement is of equal or lesser value, meaning 100 percent of the original’s market value if bought before the sale, 105 percent in the first year after, or 110 percent in the second year.

The BOE gives this example: an original home sold at a $400,000 full cash value with a $100,000 base year value. A replacement bought in the first year for $600,000 is compared with 105 percent of $400,000, which is $420,000. The $180,000 difference is added, so the new taxable value is $280,000. The claim is filed with the Assessor of the county where the replacement home is, after both transactions are complete, and not through escrow.

How to sell a house in California when reassessment is a concern

1. Check whether a change in ownership has occurred. A death, a deed or an irrevocable trust can trigger it.
2. Check Prop 19 eligibility early. The one-year exemption filing and three-year claim deadlines run from the date of death or transfer.
3. If you plan to buy a replacement home, keep the sale and purchase within two years of each other and file the claim after both close.
4. If you plan to sell, expect a supplemental bill for any reassessment before closing; escrow pays what is owed from your proceeds.
5. Compare a cash offer. A quick sale ends the carrying costs and the tax bill. See how we buy houses across California.

Questions about a specific property go to your county Assessor or the BOE at 1-916-274-3350. For the income-tax side of an inherited sale, see our stepped-up basis guide.

Prop 13 and Prop 19 FAQ

Does a California home get reassessed when the owner dies?

A death is a change in ownership, so the Assessor may reassess unless an exclusion such as the Prop 19 family home exclusion applies.

Does Prop 19 apply to rental properties passed to children?

No. The BOE says the parent-child exclusion is limited to a family home or a family farm.

How many times can I transfer my base year value under Prop 19?

Three times for homeowners who are at least 55, severely disabled or disaster victims.

Can I use the base year value transfer through escrow?

No. The BOE says the claim is filed with the Assessor after both transactions are complete.

Sources

• California State Board of Equalization: Proposition 19
• California State Board of Equalization: California Property Tax, An Overview

This guide is general information, not tax or legal advice. Confirm your situation with your county Assessor.